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As part of the City’s façade maintenance regulations, all properties over six and half stories must be inspected every five years and file a report with the New York City Department of Buildings on a set deadline schedule. The current looming deadline is February 21. All buildings whose block number ends in 4, 5, 6, or 9 (sub-cycle A properties) are facing this deadline.

In an effort to streamline the process, the City has created an online portal (nyc.gov/dobnow) through which Qualified External Wall Inspectors (QEWIs), property owners, Registered Architects and Professional Engineers can register to submit applications, make payments, check a building’s inspection status, and print or download reports.

At a recent seminar at Douglas Elliman Property Management (DEPM), Principals Craig Tooman and Dan Allen, and Senior Project Manager Frank Scanlon of CTA Architects presented a walk-through of this complex process to help property managers navigate the new online system.

“We’re a dense urban environment and it’s really our job, together, to keep it safe,” CTA Principal Dan Allen reminded the audience, referring back to the incident in 1979 when a Columbia University student was fatally struck by a piece of falling material from a façade. It was this tragic death that led to the City’s Local Law 10/80 façade inspection regulations, and the subsequent updates that have followed since—including LL 11/98, LL 38/07, FISP, and the 2013 Railing Memo. In addition, all balcony enclosures must have permits filed with the City.

Once the inspections have been made, each property’s façade will be classified in one of three categories: Safe; Safe With a Repair and Maintenance Program (SWARMP); or Unsafe. Facades that are SWARMP must be repaired within a specified time frame, and the file must be updated online. Unsafe facades must be immediately covered or a sidewalk shed or construction fence must be erected to protect the public from dangerous conditions.

“We’re getting a lot of people calling us up frantically asking us to get their A buildings filed, and we’re telling them to get to us as soon as possible because board presidents need to sign in and sign up,” explained CTA Principal Craig Tooman.

CTA Senior Project Manager Frank Scanlon walked managers through the online process of creating an account at the DOB NOW website, and navigating their way through the process. Only an officer of the co-op or condo board, or an authorized manager can create the online account and sign off on the accuracy of the information.

Failure to comply with any of these regulations, or to meet filing deadlines, can result in fines and/or penalties, so check with your property manager to be sure that your building is in compliance with all DOB regulations. The complete “DOB NOW: Safety Facades Compliance Filing Owners User Manual” can be viewed or downloaded at bit.ly/DOBNOWmanual.

CTA Architects PC is 30-year-old Manhattan-based architectural firm specializing in new design, restoration, rehabilitation, interior design, affordable housing and historic preservation. They can be reached at ctaarchitects.com or 212-243-7404.

Founded in 1911, Douglas Elliman Property Management is one of the oldest, largest and most respected firms in New York, providing clients with the volume discounts only a large firm can offer, combined with personalized service and attention to detail. For more information about DEPM, visit ellimanpm.com or call 212-370-9200.

DEPM has submitted to the NYC Dept. of Finance information on all new unit purchases that occurred in 2016 through January 5, 2017 for our co-ops and qualifying (ie: non-421a) condos. Now is the opportunity for any unit owner whose resident status has changed to primary and currently meets the requirements for the tax abatement program to update their status.
If you feel that your unit should have received the abatement in 2016 but did not, please contact your Account Executive in writing, phone or email as soon as possible and we can submit the corrected information on your behalf. The deadline for making changes to your apartment status for the 2016/17 benefits is February 15, 2017 and for 2017/18 benefits the deadline is March 31, 2017. Please visit the City’s website at nyc.gov/ccabatements for more comprehensive details on this program.
In addition, there have been some changes in the STAR abatement program. New applicants who qualify for Basic or Enhanced STAR should now register with New York State instead of applying with the NYC Dept. of Finance and will receive their STAR credit in the form of a check rather than a property tax abatement.The STAR hotline number is 518-457-2036. Or visit the City’s STAR info page at on.nyc.gov/2k9MmJZ

The New York Association of Realty Managers (NYARM) has given top honors to two of Douglas Elliman’s managers: Declan Hennessy has been named Resident Manager of the Year, and Peter Rufli is being honored for his management of Emergency Response Teams. Both men will receive their awards at a reception on December 6th, following the NYARM Expo.

Declan Hennessy is Resident Manager at 1016 Fifth Avenue, a 55-unit co-op built in 1926, where he has worked for 23 years. Peter Rufli has been Resident Manager at 784 Park Avenue, a 65-unit co-op, since 2005, and teaches courses at the Community Emergency Response Team (CERT) organization.

“My Dad died in an accident when I was 11,” says Peter, who grew up in Ireland, and came to the States in 1985. The tragic event led him to begin emergency training at the age of 12, and by age 14, he had saved a life.

“I was on the beach in Ireland with my mother,” he explains. “A girl fell and hit her head and was drowning.” His mother rushed to get him, and he was able to resuscitate the girl. At 17, Peter saved a man injured in a motorcycle accident, who turned out to be one of his best friends. And he’s been an active first responder, search and rescue specialist, and emergency response instructor ever since.

After attaining the Irish championship in javelin and travelling the world with his team, Peter came to the US in his 20’s and started in the property management business as a super. Today he manages one of Manhattan’s premier properties.

In the courses he teaches, his students—who include property managers, NYC Parks Department employees, even Medical Doctors—are trained in medical response, search and rescue, personal safety, nuclear, chemical and biological weapons safety, and “cribbing”—how to safely remove heavy objects from on top of a person, and safely extricate them.

Peter credits DEPM Vice President Elly Pateras and Manager Casey O’Connor with ensuring that 784 Park Avenue receives top-notch management. “I enjoy helping the shareholders with any emergencies or even small tasks that they need assistance with 24/7,” he says. “It’s like being the Mayor of a small town: my staff are the service employees, police and security of the building; the shareholders are the constituents, and my board of directors are the oversight committee.”

When he’s not managing 784 Park Avenue or teaching at CERT, Peter spends time with his family; he has a daughter at the Berklee College of Music in Boston, and twin 15-year-old boys.

Declan Hennessy also grew up in Ireland, raising cattle on a dairy farm in County Cork. He came to the US 29 years ago, and after working as a manager in Queens, moved to 1016 Fifth Avenue 23 years ago. Douglas Elliman came on as property managers at the same time, and they’ve been a team ever since.

“So much has changed in the management industry since then,” he says. “And they’re all good changes. Now, the Resident Manager is part of the management team, not just an on-site agent. We used to go to the office regularly, but now everything is done by email and on the computer.
“This is the best job in the world,” says Declan. “We have unbelievable residents. And our manager at Douglas Elliman, David Dreyfus, is the best in the business.” He also has high praise for the building, which was built in 1926, and features “one of the most beautiful lobbies in the City,” he says. Ornate wrought iron and brass doors flank the entryway, while elaborate marble lines the walls. The ceilings feature molded plaster designs, and the façade is hand-carved with statuary and architectural details.

Declan is a past president and active member of the Emerald Guild, a close-knit networking and support organization for supers, resident managers and other building employees. “When I came over from Ireland, the Guild was like a community. It’s a great organization, and they take care of their members.” He still has lots of family in Ireland, and continues to visit frequently. After five generations, they still maintain the dairy farm in Cork. He and his wife have a 19-year-old son attending college in Boston, and twin daughters aged 15.

Founded in 1911, Douglas Elliman Property Management is one of the oldest and most respected firms in New York, providing clients with the volume discounts only a large firm can offer, combined with personalized service and attention to detail. For more information about DEPM, visit ellimanpm.com or call 212-370-9200. For more information about NYARM’s property management education, information and peer networking programs, visit nyarm.org.

Nearly every building in New York City has been cited at one time or another for a violation of City Code, whether it be overdue inspection reports, failure to paint pipes the required colors, or more serious issues. At Douglas Elliman Property Management, our managers constantly monitor any violations, making sure that they are corrected, and filing with the City to ensure that the correction is registered, and the violation removed.

The new Local Law 45 established a 90-day program to settle outstanding violation judgments, allowing buildings to receive reductions of up to 75% on any penalties and removal of all interest due.

DEPM has retained the law firm of Cohen Hochman & Allen to review any outstanding violations on all of our client buildings, and determine the reduced violations due. This service is at zero cost to our clients; CH&A receives ten percent of the reduction as their fee. CH&A is working with SiteCompli to ensure that all of our client properties are analyzed to receive the maximum reduction in violation fees.

The Amnesty period runs through December 12, 2016, which means that all requests for reduced penalties and interest must be submitted by that date. Properties then have six months to certify that the violation has been corrected. If you have any questions about the Amnesty program, please contact your property manager, call us at 212-370-9200 or visit the NYC Department of Finance web page at bit.ly/LL45Amnesty.

By filing with the City before the December 12 deadline, your property could save up to 75% on violations fines and interest payments.

The July/August issue of Habitat Magazine features our own CFO Harris Bornstein with some sage advice. He discusses how DEPM helps our managers respond quickly to their clients needs while balancing the demands of a 24/7 job.

Many buildings have encountered issues with short-term rentals by unit owners, through websites such as airbnb.com. Some owners have listed their apartments and host a steady stream of visitors staying for a few nights or a week at a time. This can be a lucrative business for anyone with prime New York property who doesn’t need to live there on a daily basis, but it is also illegal. Such rentals violate New York City’s Multiple Dwelling Law, which bans rentals of less than 30 days, unless the unit owner or leaseholder is also staying there. They also violate the City’s Real Property Law, which requires that renters get the landlord’s consent before taking in a sublettor.

In addition, short-term rentals are against the house rules in most buildings. Many co-ops and condos have implemented rules specifically prohibiting this type of rental. Some have levied large fines for breaking the rules. “Our condo nes owners $1,000 for listing their apartments on airbnb.com or operating a similar type of rental business in their units,” says one Midtown Board President. “This new policy seems to be working. Before we had this penalty in place, some residents were literally renting out their units every night of the week, resulting in a parade of unknown individuals coming in and out of the building.”
If your building is grappling with the short-term rental problem, be sure that rules are put in place, fines are implemented, and residents are informed of the new policy. In most cases taking such action will solve the problem.

Short-term renting is a tempting form of income for apartment owners. But it is also illegal. Board should put rules and fines in place.

We are beginning our annual Co-op Tax Abatement filing for 2016/2017, and are submitting data on all of our new shareholders who purchased from January 6, 2015 to January 5, 2016. This is also an opportunity for any shareholders whose resident status has changed to primary and currently meet the requirements for New York City’s co-op tax abatement program. Any shareholders who feel that the City’s Department of Finance erred in declaring their unit ineligible for the abatement can also reapply at this time. Please contact your Account Executive in writing stating that your unit is your primary residence as of January 5, 2016, and we will submit your information. The filing deadline is February 15, 2017. For more information visit http://bit.ly/cooptaxbreak
In addition, there have been some changes in the STAR abatement program. New applicants who qualify for Basic or Enhanced STAR will now register with New York State instead of applying with the tax assessor, and will receive a STAR credit in the form of a check, rather than a property tax abatement.
New applicants who qualify for Enhanced STAR do not need to register separately to receive the Enhanced benefit if already registered to receive the Basic benefit. When
registering for the STAR credit, the Tax Department will automatically review each application to determine eligibility for the Basic or Enhanced STAR. For further information on the STAR abatement program and how it could benefit you, visit http://bit.ly/STARabatement.